916 E Beecher St · Indianapolis city (balance), IN 46203

$129,650

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 64 Days on market

Built 1918 3,659 sqft lot $104/sqft · 31% below area Est $187k · 31% under ↓ 10% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting ranch-style home offers a comfortable layout and a welcoming feel the moment you arrive. With just the right amount of space and thoughtful design, it's easy to picture settling in and making it your own. Whether you're downsizing or looking for a place with charm and simplicity, this one is worth a closer look. Built in 1918, this single-level home offers 1,248 square feet of living space and features low-maintenance vinyl siding paired with vinyl windows for added efficiency. Inside, you'll find 2 bedrooms and 2 bathrooms, providing flexibility and convenience for everyday living. A 2-car carport adds practical covered parking, rounding out a property that blends comfort, functionality, and potential.

Key facts

• 3,659 sq ft lot
• Built 1918
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.4% in Indianapolis city (balance) — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Indianapolis Public Schools (urban): math 14% / reading 20% proficiency, ranked #286 of 301 in IN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 493 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,906 units permitted in Marion County in 2024 (621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $896 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marion County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,871 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (median comp): $186,922
• List price: $129,650
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1869 New St	0.02mi	3/2.0 (+1)	1,280 (+3%)	1mo	$337,000	$263	89
413 E Caven St	0.34mi	2/2.0	1,192 (-4%)	1mo	$200,000	$168	76
1127 E Kelly St	0.51mi	2/2.0	1,280 (+3%)	2mo	$185,000	$145	70
225 E Minnesota St	0.51mi	2/1.0	1,270 (+2%)	1mo	$185,000	$146	68
1237 E Pleasant Run Parkway South Dr	0.45mi	2/1.0	1,344 (+8%)	1mo	$150,000	$112	61
1234 E Pleasant Run Parkway North Dr	0.48mi	2/2.0	1,115 (-11%)	1mo	$215,000	$193	59
1413 S New Jersey St	0.52mi	2/2.0	1,103 (-12%)	1mo	$180,000	$163	56
1441 S New Jersey St	0.49mi	2/1.0	1,111 (-11%)	1mo	$205,000	$185	54
1426 E Bradbury Ave	0.71mi	3/2.0 (+1)	1,320 (+6%)	1mo	$208,000	$158	51
726 Sanders St	0.63mi	3/2.0 (+1)	1,404 (+12%)	3mo	$330,000	$235	42
2027 Spruce St	0.58mi	3/2.0 (+1)	1,432 (+15%)	1mo	$210,000	$147	42
35 Iowa St	0.75mi	3/2.5 (+1)	1,400 (+12%)	2mo	$239,000	$171	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,148
• Equity at exit: $19,331

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $11,276
• Equity at exit: $11,210

Cash invested: $36,302 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46203

• Home prices YoY: -26.7%
• Rents YoY: 2.9%
• Active inventory: 493
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$680
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $220

Break-even live

Break-even rent $1,200

Max offer price $129,650

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,412
• Closing costs: $3,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 Iowa St Indianapolis, IN	2.0	1.0	812	$1,100	$1.35	44d	1	0.13mi
1833 Orleans St Unit 1 Indianapolis, IN	3.0	1.0	1260	$1,350	$1.07	44d	1	0.16mi
1861 Barth Ave Unit 1861 Indianapolis, IN	2.0	1.0	1300	$1,600	$1.23	23d	1	0.17mi
620 E Beecher St Indianapolis, IN	3.0	2.0	1072	$1,639	$1.53	20d	1	0.19mi
2103 Ringgold Ave Indianapolis, IN	1.0	1.0	1090	$775	$0.71	14d	1	0.22mi
944 E Minnesota St Indianapolis, IN	2.0	2.0	944	$1,299	$1.38	44d	1	0.22mi
2109 Singleton St Indianapolis, IN	3.0	2.0	1340	$2,100	$1.57	7d	1	0.29mi
438 E Beecher St Indianapolis, IN	3.0	2.5	1500	$1,450	$0.97	23d	1	0.30mi
835 Weghorst St Unit 837 Indianapolis, IN	3.0	1.5	1500	$1,399	$0.93	23d	1	0.32mi
512 E Minnesota St Unit 203 Indianapolis, IN	2.0	1.0	903	$1,195	$1.32	23d	1	0.33mi
1011 E Raymond St Indianapolis, IN	2.0	2.0	1100	$1,350	$1.23	23d	1	0.35mi
1514 Ringgold Ave Indianapolis, IN	3.0	1.0	1064	$1,295	$1.22	44d	1	0.39mi
1437 S East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	44d	1	0.45mi
1439 South East St Indianapolis, IN	2.0	2.0	1114	$1,425	$1.28	20d	1	0.45mi
2020 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,450	$1.25	23d	1	0.49mi
2018 Boyd Ave Indianapolis, IN	3.0	1.5	1160	$1,350	$1.16	44d	1	0.49mi
1742 Thaddeus St Unit 1742-A Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	14d	1	0.50mi
224 Iowa St Indianapolis, IN	3.0	1.0	1254	$1,450	$1.16	23d	1	0.51mi
1436 S New Jersey St Unit A Indianapolis, IN	3.0	2.5	1300	$2,100	$1.62	23d	1	0.51mi
726 Parkway Ave Indianapolis, IN	3.0	2.0	1150	$2,195	$1.91	17d	1	0.51mi
1026 Orange St Indianapolis, IN	2.0	2.0	1007	$1,600	$1.59	16d	1	0.52mi
1024 Orange St Indianapolis, IN	2.0	2.0	1007	$1,650	$1.64	44d	1	0.52mi
1045 Orange St Indianapolis, IN	2.0	1.0	1232	$2,200	$1.79	44d	1	0.52mi
1045 Orange St Indianapolis, IN	2.0	1.0	1232	$2,000	$1.62	23d	1	0.52mi
1729 Thaddeus St Unit 1729-B Indianapolis, IN	3.0	2.0	1350	$1,600	$1.19	14d	1	0.53mi
614 Parkway Ave Indianapolis, IN	3.0	2.0	1360	$1,900	$1.40	22d	1	0.54mi
2209 Ransdell St Indianapolis, IN	2.0	1.0	710	$900	$1.27	44d	1	0.54mi
1247 Wright St Indianapolis, IN	3.0	1.5	1247	$1,750	$1.40	18d	1	0.56mi
1318 Shelby St Unit B 120% AMI Indianapolis, IN	1.0	1.0	1116	$1,350	$1.21	23d	1	0.57mi
1409 S Alabama St Indianapolis, IN	2.0	1.0	949	$1,245	$1.31	44d	1	0.59mi
1407 S Alabama St Indianapolis, IN	2.0	1.0	949	$1,150	$1.21	44d	1	0.59mi
1035 Sanders St Unit 163 Indianapolis, IN	2.0	1.0	1481	$1,921	$1.30	44d	1	0.59mi
2236 Ransdell St Indianapolis, IN	2.0	1.0	850	$1,150	$1.35	44d	1	0.61mi
1756 Delaware St Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	44d	1	0.61mi
1756 S Delaware St Unit 1754 Indianapolis, IN	3.0	2.0	1014	$1,300	$1.28	14d	1	0.61mi
704 Sanders St Indianapolis, IN	2.0	1.0	1290	$1,275	$0.99	23d	1	0.62mi
1140 Shelby St Apt 515 Indianapolis, IN	2.0	2.0	1181	$2,090	$1.77	23d	1	0.66mi
932 E Morris St Indianapolis, IN	2.0	2.0	1483	$1,900	$1.28	3d	1	0.67mi
736 E Morris St Indianapolis, IN	2.0	1.5	1500	$1,195	$0.80	4d	1	0.68mi
436 Sanders St Indianapolis, IN	1.0	1.0	800	$800	$1.00	7d	1	0.69mi

Listing history 16 events

1. 2026-06-18
   days on market $129,650 Active 64 DOM
2. 2026-06-17
   days on market $129,650 Active 63 DOM
3. 2026-06-16
   days on market $129,650 Active 62 DOM
4. 2026-06-15
   days on market $129,650 Active 61 DOM
5. 2026-06-13
   days on market $129,650 Active 59 DOM
6. 2026-06-13
   pricedays on market $129,650 Active 58 DOM
7. 2026-06-09
   days on market $139,650 Active 55 DOM
8. 2026-06-08
   days on market $139,650 Active 54 DOM
9. 2026-06-07
   days on market $139,650 Active 53 DOM
10. 2026-06-03
    days on market $139,650 Active 49 DOM
11. 2026-06-02
    days on market $139,650 Active 48 DOM
12. 2026-06-01
    days on market $139,650 Active 47 DOM
13. 2026-05-31
    days on market $139,650 Active 46 DOM
14. 2026-05-08
    price $139,650 729-char remark

    Show marketing remark (729 chars)

    This inviting ranch-style home offers a comfortable layout and a welcoming feel the moment you arrive. With just the right amount of space and thoughtful design, it's easy to picture settling in and making it your own. Whether you're downsizing or looking for a place with charm and simplicity, this one is worth a closer look. Built in 1918, this single-level home offers 1,248 square feet of living space and features low-maintenance vinyl siding paired with vinyl windows for added efficiency. Inside, you'll find 2 bedrooms and 2 bathrooms, providing flexibility and convenience for everyday living. A 2-car carport adds practical covered parking, rounding out a property that blends comfort, functionality, and potential.

15. 2026-04-22
    price $144,650 729-char remark

    Show marketing remark (729 chars)

    This inviting ranch-style home offers a comfortable layout and a welcoming feel the moment you arrive. With just the right amount of space and thoughtful design, it's easy to picture settling in and making it your own. Whether you're downsizing or looking for a place with charm and simplicity, this one is worth a closer look. Built in 1918, this single-level home offers 1,248 square feet of living space and features low-maintenance vinyl siding paired with vinyl windows for added efficiency. Inside, you'll find 2 bedrooms and 2 bathrooms, providing flexibility and convenience for everyday living. A 2-car carport adds practical covered parking, rounding out a property that blends comfort, functionality, and potential.

16. 2026-04-15
    listed $154,650 Active 729-char remark

    Show marketing remark (729 chars)

    This inviting ranch-style home offers a comfortable layout and a welcoming feel the moment you arrive. With just the right amount of space and thoughtful design, it's easy to picture settling in and making it your own. Whether you're downsizing or looking for a place with charm and simplicity, this one is worth a closer look. Built in 1918, this single-level home offers 1,248 square feet of living space and features low-maintenance vinyl siding paired with vinyl windows for added efficiency. Inside, you'll find 2 bedrooms and 2 bathrooms, providing flexibility and convenience for everyday living. A 2-car carport adds practical covered parking, rounding out a property that blends comfort, functionality, and potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,741
• − Mortgage interest: −$7,262
• − Property taxes: −$2,574
• − Insurance: −$648
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,772
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,480/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Indianapolis Public Schools
• NCES district ID: 1804770
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $32,034
• Composite: 13.69/100
• National rank: #9499
• State rank: #286 of 301 in IN

Livability — Indianapolis city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indianapolis city (balance), IN
• County: Marion County · 998,460 people
• City population: 881,119
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 37,758
• Household income: $57,393
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1499.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 1,025,572 people
• By 2030: 1,065,727 · +3.9%
• By 2040: 1,141,577 · +11.3%
• By 2050: 1,208,920 · +17.9%
• By 2075: 1,367,288 · +33.3%
• By 2100: 1,438,201 · +40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 12% Two or more races 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Marion

• 2024 margin: Strong D (+27.7) · D 63.0% · R 35.3% · Other 1.7%
• 2008→2024 swing: -0.7pp no change · 2008: 28.4pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+29.1 2016: D+22.8 2012: D+22.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.37%
• Current HPI: 349.579
• Rent YoY: ▲ 2.88%
• Metro: Indianapolis-Carmel-Anderson, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

-9.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $139,650 MIBOR as Distributed by MLS Grid
• 2026-04-22 Price Changed $144,650 MIBOR as Distributed by MLS Grid
• 2026-04-15 Listed $154,650 MIBOR as Distributed by MLS Grid

Property tax history

+64.2%/yr

Latest (2025): $2,574 · -4.6% YoY. Source: county tax records.